34 Grant Ln · Doe Valley, KY 40108

$219,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 13 Days on market

Built 1992 Good condition 1.76 ac lot $123/sqft · 31% below area Est $319k · 31% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow!! If space, function and style are on your "must have's" list; look no further! The kitchen is a dream. .. so many thoughtful details in the granite countertops, new cabinetry, stainless steel appliance package, hardware, faucets and lighting. There are several options for dining space with bar seating, eat in kitchen space and a formal dining option. Right off of the kitchen is a laundry room that includes a utilty sink with granite countertops and cabinetry. The spacious primary bedroom features a large walk in closet and gorgeous private bath complete with double vanity sink. All this sitting on a 1.76 acre lot convenient to just about everything makes this one you want to see!

Key facts

• Walk-in closet
• Private bath
• Double vanities

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS LAUNDRY ROOM
• WALK-IN CLOSET
• PRIVATE BATH
• DOUBLE VANITIES

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: No parking (none listed)
• Utilities: Electricity connected
• Home design: Single-family residence; One-story home; Built in 1992; Metal roof; Vinyl siding
• Construction: Vinyl siding construction; Metal roof; Year built: 1992
• Exterior features: Property sits on approximately 1.76 acres; No subdivision (listed as NONE)

Interior

• Bedrooms: Three bedrooms, all on the first floor; Primary bedroom on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Three total rooms; No basement; First-floor primary bedroom; First-floor laundry
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $20 ($240/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (11.4% below list).
• Recommended offer: $195k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.8% in Doe Valley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#169 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Meade County (rural): math 41% / reading 48% proficiency, ranked #21 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 173 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 124 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Meade County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $194,900 (11.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $319,453
• List price: $219,900
• Delta: -31.16%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1287 Weldon Rd	0.62mi	4/2.0 (+1)	1,680 (-6%)	21mo	$204,000	$121	38
1303 Weldon Rd	0.61mi	3/2.0	1,568 (-12%)	21mo	$202,000	$129	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-34,328
• Equity at exit: $32,788

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-28,130
• Equity at exit: $19,013

Cash invested: $61,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 40108

• Home prices YoY: -17.0%
• Active inventory: 173
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $20

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 94%

Sensitivity live

Price	-10% $172	-5% $96	+0% $20	+5% $-56	+10% $-132
Rent	-10% $-134	-5% $-57	+0% $20	+5% $97	+10% $174
Rate	-1.0pp $131	-0.5pp $76	base $20	+0.5pp $-37	+1.0pp $-95

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2390 Brandenburg Rd Brandenburg, KY	3.0	2.0	1500	$1,899	$1.27	16d	1	0.84mi
2390 Brandenburg Rd Brandenburg, KY	3.0	2.0	1500	$1,999	$1.33	25d	1	0.84mi

Listing history 2 events

1. 2026-05-07
   listed $219,900 Active 772-char remark
2. 2026-05-06
   listed $219,900 Active 703-char remark

   Show marketing remark (703 chars)

   Wow!! If space, function and style are on your "must have's" list; look no further! The kitchen is a dream. .. so many thoughtful details in the granite countertops, new cabinetry, stainless steel appliance package, hardware, faucets and lighting. There are several options for dining space with bar seating, eat in kitchen space and a formal dining option. Right off of the kitchen is a laundry room that includes a utilty sink with granite countertops and cabinetry. The spacious primary bedroom features a large walk in closet and gorgeous private bath complete with double vanity sink. All this sitting on a 1.76 acre lot convenient to just about everything makes this one you want to see!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,388
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$6,397
• Taxable loss: −$3,467
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $1,072/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated home is move-in ready with a good condition score and no visible repairs needed. The property offers a good ROI with potential for further value add through landscaping and smart home technology.

Value-add opportunities

• Both landscaping and curb appeal — enhances curb appeal and can attract more buyers
• Both add a small garden or flower bed near the front door — adds aesthetic value and can attract more buyers
• Both install a smart thermostat — improves energy efficiency and can be a selling point

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal — enhances curb appeal and can attract more buyers ↑
• Both add a small garden or flower bed near the front door — adds aesthetic value and can attract more buyers ↑
• Both install a smart thermostat — improves energy efficiency and can be a selling point ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Meade County
• NCES district ID: 2104050
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,628
• Composite: 38.17/100
• National rank: #4265
• State rank: #21 of 165 in KY

Livability — Doe Valley

• Score: 69/100
• State rank: #169
• US rank: #8518

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,469

Population outlook (Meade County) Hauer SSP2

• Today (2025): 26,977 people
• By 2030: 26,162 · -3.0%
• By 2040: 24,029 · -10.9%
• By 2050: 21,658 · -19.7%
• By 2075: 16,994 · -37.0%
• By 2100: 15,586 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+52.1) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: -20.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+46.4 2016: R+46.1 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.25%
• Current HPI: 205.7001
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — HKARMLS
• 2026-05-20 Pending — Metro Search MLS
• 2026-05-07 Listed $219,900 Metro Search MLS
• 2026-05-06 Listed $219,900 HKARMLS